324 Wilbert St · Wheeling, WV 26003

$8,000

2 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 56 Days on market

Built 1921 2,178 sqft lot

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property 2 bedroom 1 bath

Key facts

• 2,178 sq ft lot
• Built 1921
• Listed 55 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Contemporary single-family residence; 2 stories
• Construction: Aluminum siding
• Exterior features: Front porch; Shingle roof

Interior

• Bedrooms: Total of 4 rooms (bedrooms and living spaces included)
• Bathrooms: 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $8k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $8k).
• Recommended offer: $8k (3.0% below list) — sets the bar for market timing.
• Cap rate 227.8% vs local median 4.3% in Wheeling — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#74 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Ohio County Schools (urban): math 34% / reading 49% proficiency, ranked #5 of 55 in WV (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison Elementary School (math 32% / reading 37%, grade F, #148 of 377 statewide, top 49%, 277 students, 0% FRL); Triadelphia Middle School (math 34% / reading 56%, grade D, #9 of 109 statewide, top 7%, 390 students, 0% FRL); Wheeling Park High School (math 27% / reading 57%, grade F, #14 of 110 statewide, top 16%, 1,490 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 228 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 2 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $55 of loan paydown is wiped out by about $240 of value loss. Plan a longer hold.
• Ohio County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $3k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 24.58% ✓
• Cap rate: 227.81%
• Cash-on-cash: 791.11%
• DSCR: 36.20
• GRM: 0.3

CMA / ARV

• ARV (on-the-fly): $79,848
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Stone Blvd	0.20mi	2/1.0	1,120 (+1%)	3mo	$5,000	$4	87
461 National Rd	0.74mi	2/—	1,052 (-5%)	5mo	$12,500	$12	52
502 N Front St	0.45mi	3/1.5 (+1)	1,247 (+12%)	12mo	$90,000	$72	42
302 W Cardinal Ave	0.63mi	3/1.5 (+1)	1,143 (+3%)	23mo	$170,000	$149	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.03% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 42.46×
• Total profit: $92,861
• Equity at exit: $1,193

10-year hold

• IRR: —
• Equity multiple: 91.35×
• Total profit: $202,390
• Equity at exit: $692

Cash invested: $2,240 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 26003

• Home prices YoY: -23.4%
• Rents YoY: 3.0%
• Active inventory: 228
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,966 medium
• Mortgage (P&I): −$42
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $1,477

Break-even live

Break-even rent $97

Max offer price $8,000

Occupancy floor 20%

Sensitivity live

Price	-10% $1,504	-5% $1,479	+0% $1,477	+5% $1,474	+10% $1,472
Rent	-10% $1,321	-5% $1,399	+0% $1,477	+5% $1,554	+10% $1,632
Rate	-1.0pp $1,481	-0.5pp $1,479	base $1,477	+0.5pp $1,475	+1.0pp $1,473

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $2,000
• Closing costs: $240
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 5th St Wheeling, WV	2.0	1.5	801	$824	$1.03	45d	1	0.38mi
614 N Front St Wheeling, WV	2.0	1.0	1000	$1,500	$1.50	45d	1	0.42mi
2 16th St Wheeling, WV	1.0–3.0	1.0–2.0	1000	$9,156	$9.16	45d	1	1.20mi

Listing history 30 events

1. 2026-06-21
   days on market $8,000 Active 56 DOM
2. 2026-06-19
   days on market $8,000 Active 54 DOM
3. 2026-06-18
   days on market $8,000 Active 53 DOM
4. 2026-06-17
   days on market $8,000 Active 52 DOM
5. 2026-06-16
   days on market $8,000 Active 51 DOM
6. 2026-06-16
   remarks 140-char remark
7. 2026-06-15
   days on market $8,000 Active 50 DOM
8. 2026-06-14
   days on market $8,000 Active 48 DOM
9. 2026-06-12
   days on market $8,000 Active 47 DOM
10. 2026-06-09
    days on market $8,000 Active 44 DOM
11. 2026-06-08
    days on market $8,000 Active 43 DOM
12. 2026-06-07
    days on market $8,000 Active 42 DOM
13. 2026-06-05
    pricedays on market $8,000 Active 39 DOM
14. 2026-06-03
    days on market $5,000 Active 38 DOM
15. 2026-06-02
    days on market $5,000 Active 37 DOM
16. 2026-06-01
    days on market $5,000 Active 36 DOM
17. 2026-05-31
    days on market $5,000 Active 35 DOM
18. 2026-05-30
    days on market $5,000 Active 34 DOM
19. 2026-05-09
    status Pending
20. 2026-05-08
    price $6,900
21. 2026-04-22
    price $8,900
22. 2026-04-07
    listed $10,900 Active
23. 2026-02-04
    soldstatus $6,000 Closed 36-char remark

    Show marketing remark (36 chars)

    Investment property 2 bedroom 1 bath

24. 2026-01-19
    status Pending 36-char remark

    Show marketing remark (36 chars)

    Investment property 2 bedroom 1 bath

25. 2026-01-16
    listed $8,000 Active 36-char remark

    Show marketing remark (36 chars)

    Investment property 2 bedroom 1 bath

26. 2024-08-15
    status Pending
27. 2024-07-24
    price $9,000
28. 2024-06-23
    price $12,000
29. 2024-04-28
    listed $15,888 Active
30. 1979-10-25
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $376 · $31/mo
• Projected year-2 tax: $376 · $31/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,595
• − Mortgage interest: −$448
• − Property taxes: −$376
• − Insurance: −$40
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$233
• Taxable income: $18,723
• Est. tax owed @ 24.0%: −$4,494
• After-tax cash flow: $13,227/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ohio County Schools
• NCES district ID: 5401050
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $41,572
• Composite: 34.88/100
• National rank: #5085
• State rank: #5 of 55 in WV

Livability — Wheeling

• Score: 69/100
• State rank: #74
• US rank: #8950

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeling, WV
• County: Ohio County · 39,982 people
• City population: 39,982
• Metro: Wheeling, WV-OH
• Population (ZIP): 39,982
• Household income: $57,703
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1630.0

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 40,604 people
• By 2030: 39,150 · -3.6%
• By 2040: 36,039 · -11.2%
• By 2050: 33,582 · -17.3%
• By 2075: 28,662 · -29.4%
• By 2100: 22,963 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Ohio

• 2024 margin: Strong R (+26.0) · D 36.0% · R 62.0% · Other 2.0%
• 2008→2024 swing: -15.3pp toward R · 2008: -10.8pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+25.8 2016: R+31.6 2012: R+22.5 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.09%
• Current HPI: 223.4106
• Rent YoY: ▲ 3.03%
• Metro: Wheeling, WV-OH
• State GDP YoY: —
• F500 in state: 0

Price history

-65.5% since first listed

12 events — show timeline

• 2026-05-09 Pending — WBOR
• 2026-05-08 Price Changed $6,900 WBOR
• 2026-04-22 Price Changed $8,900 WBOR
• 2026-04-07 Listed $10,900 WBOR
• 2026-02-04 Sold (MLS) $6,000 WBOR
• 2026-01-19 Pending — WBOR
• 2026-01-16 Listed $8,000 WBOR
• 2024-08-15 Pending — WBOR
• 2024-07-24 Price Changed $9,000 WBOR
• 2024-06-23 Price Changed $12,000 WBOR
• 2024-04-28 Listed $15,888 WBOR
• 1979-10-25 Sold (Public Records) $20,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $376 · +4.6% YoY. Source: county tax records.